Fresh Listings, Valentine's Weekend Edition [Get 'Em Hot]

Thirty shiny new listings hit the Boulder market this week. We sorted out the good from the bad, tossing the properties with bad locations, refreshed listings, and other unworthiest. These are the best of the bunch. Readers have asked why we don't throw more listings under the bus. Sadly, the Realtor code of ethics prohibits us from making disparaging public remarks about listings. It also makes our job harder when it comes time to negotiate. Instead, we'll point you to ones that are worth a look - and we'll tell you why. If you're shopping for a home in Boulder, here are ten worth considering. Just remember, worth considering doesn't automatically mean worth buying.To schedule a private showing, which includes a discussion of valuation and price trends, while sipping stouts at the Southern Sun, call Osman at 303.746.6896.p.s. If you want to know why certain listings didn't make our list, just call or email. Snarky remarks are always free. Attached Dwellings

4300 Monroe C |$279,900More DetailsA two bedroom townhome, close to CU. The interior has some nice updates. When you (or your student) outgrows it, keep it for the income. This location is very desirable for graduate students and young couples. The HOA is also reasonable. 4524 14th |$319,900 More Details

Uptown Broadway is sophisticated, few students live here, and the nearby retail mix is excellent. This is a good choice for a turn-key property. Decorate and move in. The North Boulder Sub Community Plan is an indicator for strong appreciation in coming years, which is why Osman owns a unit there. Due diligence: You'll need a strong down payment to qualify for a mortgage at Uptown, portfolio lending only (for now). Rumor has it the development will be warrant-able in the near future, so expect price acceleration soon.

Single Family Homes

912 Locust$1,195,000 |More DetailsAt the asking, this property shows massive gain in only a few years. When you visit, look for significant investment in expansion and remodeling. The location is decent, with easy access to the Wonderland Lake Lake trail system. You're also close to Lucky's Market for decent restaurants, coffee shops, and grocery. Good layout for a family. Built in '96 so reasonable energy efficiency and well past the era of lead paint/asbestos. Anyone know how easy it is to change street names in Boulder?

530 Juniper$2,200,000 |More DetailsGreat location, solid layout, adequate lot size. Energy features are attractive. Vaulted ceilings give it a sense of spaciousness, but with +3200SF finished and +5400SF total, this is not a small house. Due diligence: This location saw a ton of flood damage. It varies house by house, check carefully for proper repairs and mitigation. Buy it with us and Osman will throw in a year of housekeeping.

Forget the fluffy details in the listing description. The value anchor is the location and the large lot. If you're looking for a trophy in Boulder and are concerned with capital preservation, this is a good candidate. It's equivalent to waterfront property. Keep some reserves, you'll want to update the interior (it's dated). Layout isn't ideal for a family. $/SF is reflective of the rarity of the location, not the finishes.

3020 23rd$725,000 |More DetailsWe're on the fence about this one, but it's worth looking at given the ultra low inventory. The fourth bedroom isn't conforming and the house is in a well known cell phone black hole. On the plus side, the finishes look acceptable and you've got a two car detached garage. If needed, the lot size is probably adequate to allow some growth. If the inventory weren't so low, this wouldn't have made the cut.

1150 Green$799,950 |More DetailsThis is a flip. The owner paid $569 in November. Before photos are here. The home has a new kitchen and bath, in other words cosmetic updates. The property is in a great location, has an intelligent layout, and you've got the highest ranked schools in Boulder.

Investment Properties

730 19th$699,900 |More DetailsDuplex rented at $3k/month. Lot size is small, but if you creatively added a third bedroom to each unit, this could generate substantial positive cash flow. Demand for investment property is high in Boulder, so put it under contract before marching over to the planning department for a consultation. Due diligence: Odd requirement to assume the loan and don't forget about SmartRegs. 2019 is only a few years away.

This one almost didn't make the cut because it's a run down student rental. We think it's worth seeing because it's a great location across from a pocket park. We've also sold homes nearby and our clients (with a young family) adore this neighborhood. 1960's construction means that it probably isn't of interest to the historic preservation people. If you're looking to park cash and say... have a student at CU, this could be a place to invest. Put enough equity into cash flow, build or update to suit when you're ready. Just keep in mind the lot size is small and the city's rules continue to get more onerous.

Land

2560 Panorama$649,000 |More DetailsOpen land is rare in Boulder. We know this particular location very well. It's desirable because of proximity to downtown. Before you write an offer, carefully evaluate the comps for view corridor differences. It varies lot by lot. Also, recorded architectural restrictions make going up for a better view difficult, at best. We had a recent buyer who paid for legal review. If you're serious about it, we might be able to arrange for a consultation. Pro tip: See that tree blocking your view? It's not on your land. Trees have been known to grow leaves.

As always, your referrals are deeply appreciated.--The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties. We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate.

No comments:

Post a Comment

Note: Only a member of this blog may post a comment.

Please Note

This document contains forward-looking statements. You are strongly cautioned that investment results are subject to business, economic and other uncertainties. There are no guarantees associated with any forecast and the opinions stated here are subject to change at any time. Always consult your financial advisor before making an investment decision.

More Testimonials

Licensing

If we become aware that one of our users is a repeat copy-right infringer, it is our policy to take reasonable steps within our power to terminate that user.

If you believe that your intellectual property rights have been violated by House Einstein or by a third party who has uploaded Content on our Site, please provide the following information to Osman Parvez.

a. A description of the copyrighted work or other intellectual property that you claim has been infringed;

b. A description of where the material that you claim is infringing is located on the Site;

c. An address, a telephone number, and an e-mail address where House Einstein can contact you and, if different, an e-mail address where the alleged infringing party, if not

House Einstein, can contact you;

d. A statement that you have a good-faith belief that the use is not authorized by the copyright or other intellectual property rights owner, by its agent, or by law;

e. A statement by you under penalty of perjury that the information in your notice is accurate and that you are the copyright or intellectual property owner or are authorized to act on the owner's behalf;

f. Your electronic or physical signature.

House Einstein may request additional information before removing any infringing material. House Einstein may provide the alleged infringing party with your e-mail address so that that person can respond to your allegations.

House Einstein has registered a designated agent with the Copyright Office pursuant to 17 U.S.C. 512 ( c ). If you believe your copyright material is being used on this Site without permission, please notify the designated agent (Osman Parvez) at: osman@realtyunique.com

@2016 -PersoMag. All Right Reserved. Designed and Developed by FancyTheme

House Einstein is a service of Realty Unique, a real estate brokerage based in Boulder, CO. Powered by Blogger.